Engineering Investigations in BC: When You Need One—And How They Differ from Depreciation Reports
- ENGIPRO
- May 1
- 3 min read
Confused about Engineering Investigations (EI) versus Depreciation Reports (DR)? Learn when an EI is required, what it costs in BC, and how ENGIPRO delivers clear, engineer-sealed findings fast.
EI vs. DR at a Glance
Feature | Engineering Investigation (EI) | Depreciation Report (DR) |
Purpose | Diagnose current structural / envelope / life-safety concerns | Forecast future capital costs & funding needs |
Scope | Focused — often one specific system (e.g., balconies) | Comprehensive — covers the entire building |
Deliverable | Detailed report with photos, key findings, and recommendations, signed by a professional engineer. | 30-year cost model with at least three funding scenarios, signed by a qualified professional (e.g., CRP, appraiser, or engineer) |
Depth of Analysis | More in-depth — aims to identify specific defects and issues in detail | Broader overview — describes overall condition of building systems |
Typical Trigger | Cracks, visible distress, water ingress, or settlement/movement in structural elements | 5-year statutory update required under the Strata Property Regulation |
Turnaround | 1-2 weeks | 2-4 weeks |
Cost Range | Starting at $2,000* | $2,000–$15,000 |
*Depends on system investigated and access needs.
When Should You Order an Engineering Investigation?
Cracks in the Building
Cracks in walls, ceilings, or structural slabs can signal underlying movement or stress. An investigation can help determine if the issue is cosmetic or structural in nature.
Visible Structural Distress
Signs like sagging balconies, leaning walls, or deformation in building elements may indicate a loss of structural integrity. Early evaluation helps prevent further deterioration or safety risks.
Water Ingress or Persistent Moisture
Repeated leaks, staining, or dampness in ceilings, walls, or basements often point to failures in the envelope system. Engineering investigations identify the source and recommend corrective actions.
Settlement or Movement
If doors or windows no longer close properly, or if you notice sloping floors or gaps forming at joints, structural settlement may be occurring. An engineering investigation will assess the severity and cause.
Before a Major Replacement Project
If you're planning to replace key building components — such as all balcony membranes — it’s wise to first conduct an engineering investigation. This helps assess the current condition and determine how urgent or extensive the work truly needs to be.
Typical EI Pricing in BC
Inspection Type | Scope Example | Cost |
Targeted (1–2 components) | Balcony slab & railing review | $2,000–$6,000 |
Envelope-wide | Roof, cladding, windows | $3,500–$10,000 |
Need it in 72 hours? Add ~15 % rush fee; ENGIPRO’s rapid-response crew is on call.
How ENGIPRO Delivers Actionable EI Reports
P.Eng. / CEng MICE–sealed for lender or municipal acceptance.
Clear “Fix-Now / Monitor / Future” matrix so councils can prioritize.
Labeled site photos with each issue — clearly matched to observations for fast reference during budgeting and repairs.
Concise findings layout designed for quick review — key issues are clearly identified without technical overload.
EI or DR—Which One Do You Need Right Now?
Scenario | Best Choice |
You see new stair-tower cracks | EI—urgent diagnosis |
Strata funding plan is outdated | DR—30-year forecast |
Bank asks for structural letter before closing | EI |
Council wants to compare funding vs. repairs | Start with DR, then task EI for any flagged high-risk items |
Next Steps
If you’re unsure whether your situation calls for an Engineering Inspection or a full Depreciation Report, talk to us. ENGIPRO will recommend the most cost-effective route—often starting with a quick EI to rule out urgent hazards, then folding findings into your next DR.
Need an EI in a Hurry?
Call 778-300-3935 or submit form for a same-day quote.
Rush slots available—engineer-sealed letters in as little as 7 days.
External Link:
BC Building Code seismic requirements - https://www.bccodes.ca/building-code.html
BC New Home 2-5-10 Warranty deadlines - https://www.bchousing.org/licensing-consumer-services/new-homes/home-warranty-insurance-new-homes
Engineers and Geoscientists BC (EGBC) practice guidelines - https://tools.egbc.ca/Registrants/Practice-Resources/Guidelines-Advisories
Strata Property Act Depreciation-Report rules - https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing/operating-a-strata/repairs-and-maintenance/depreciation-reports
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